RateLens, Daniel De Sousa, Mortgage Associate, Indi The Independent Mortgage Company Ltd. o/a Indi Mortgage

Edmonton

Edmonton mortgage rates

Today's rates, priced for an Edmonton file. Each rate shows its APR, conditions and the time we checked it, and Daniel quotes from his Edmonton office.

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No credit check, and no commitment.

Today's 5-year fixed

Featured rate
Rate
3.89%
APR
3.94%
Payment on $500,000
$2,600
You’d be qualified at
5.89%
Rate hold
120 days

Rates as of September 21, 2026 at 9:00 a.m. MT, subject to change without notice. O.A.C. Payment assumes a 25-year amortization with monthly payments and excludes property taxes, heat and condominium fees.

Rates as of September 21, 2026 at 9:00 a.m. MT

More than 24 hours old

Prime 4.45% · policy rate 2.25% (held September 2, 2026)

$469,602

Average Edmonton residential price

August 2026, +1.8% year over year

$426,900

MLS® HPI benchmark price

REALTORS® Association of Edmonton via CREA

~4.3

Edmonton price-to-income ratio

Against 12.2 in Toronto and 14.2 in Vancouver

All published rates

We calculate every payment ourselves, on $500,000 over 25 years. The qualifying column is the greater of the contract rate plus 2 percentage points or 5.25%.

15 rates

  • 10 year fixed

    uninsured
    Rate
    5.09%
    APR
    5.14%
    Payment on $500,000
    $2,934
    You’d qualify at
    7.09%
    Hold this rate

  • 5 year fixed

    insured
    Rate
    3.89%
    APR
    3.94%
    Payment on $500,000
    $2,600
    You’d qualify at
    5.89%
    Hold this rate

  • 5 year fixed

    insurable
    Rate
    3.99%
    APR
    4.04%
    Payment on $500,000
    $2,627
    You’d qualify at
    5.99%
    Hold this rate

  • 5 year fixed

    uninsured
    Rate
    4.09%
    APR
    4.14%
    Payment on $500,000
    $2,655
    You’d qualify at
    6.09%
    Hold this rate

  • 5 year variable

    insured
    Rate
    3.55%
    APR
    3.60%

    Prime − 0.90%

    Payment on $500,000
    $2,517
    You’d qualify at
    5.55%
    Hold this rate

  • 5 year variable

    uninsured
    Rate
    4.20%
    APR
    4.25%

    Prime − 0.25%

    Payment on $500,000
    $2,695
    You’d qualify at
    6.20%
    Hold this rate

  • 4 year fixed

    insured
    Rate
    3.94%
    APR
    3.99%
    Payment on $500,000
    $2,614
    You’d qualify at
    5.94%
    Hold this rate

  • 4 year fixed

    uninsured
    Rate
    4.19%
    APR
    4.24%
    Payment on $500,000
    $2,682
    You’d qualify at
    6.19%
    Hold this rate

  • 3 year fixed

    insured
    Rate
    3.79%
    APR
    3.84%
    Payment on $500,000
    $2,574
    You’d qualify at
    5.79%
    Hold this rate

  • 3 year fixed

    uninsured
    Rate
    4.04%
    APR
    4.09%
    Payment on $500,000
    $2,641
    You’d qualify at
    6.04%
    Hold this rate

  • 2 year fixed

    insured
    Rate
    4.24%
    APR
    4.29%
    Payment on $500,000
    $2,696
    You’d qualify at
    6.24%
    Hold this rate

  • 2 year fixed

    uninsured
    Rate
    4.49%
    APR
    4.54%
    Payment on $500,000
    $2,765
    You’d qualify at
    6.49%
    Hold this rate

  • 1 year fixed

    insured
    Rate
    4.74%
    APR
    4.79%
    Payment on $500,000
    $2,834
    You’d qualify at
    6.74%
    Hold this rate

  • 1 year fixed

    uninsured
    Rate
    4.99%
    APR
    5.04%
    Payment on $500,000
    $2,905
    You’d qualify at
    6.99%
    Hold this rate

  • HELOC

    uninsured
    Rate
    5.95%
    APR
    5.95%

    Prime + 1.50%

    Payment on $500,000
    —
    You’d qualify at
    7.95%
    Hold this rate

Rates shown are current as of September 21, 2026 at 9:00 a.m. MT and are subject to change without notice. Rates are available on approved credit (O.A.C.) only, are subject to the terms and conditions of the applicable lender, and may vary based on your credit history, income, down payment or equity, loan-to-value, property type and location, occupancy, amortization, and whether the mortgage is insured, insurable or uninsured.

Annual percentage rates (APR) shown assume a mortgage amount of $500,000, an amortization of 25 years with monthly payments, and include no lender or brokerage fees. Fixed rates are compounded semi-annually, not in advance, as required under section 6 of the federal Interest Act; variable rates are compounded monthly. Payment figures exclude property taxes, heating, condominium fees and default insurance premiums unless stated. Insured rates require mortgage default insurance and are available only on qualifying transactions.

Rates may contain errors or omissions and do not constitute an offer of credit, a rate hold or a pre-approval. Not all applicants will qualify. Contact Daniel De Sousa, Mortgage Associate, to confirm the rate available to you. Daniel De Sousa is licensed by the Real Estate Council of Alberta (RECA) and registered with Indi The Independent Mortgage Company Ltd. o/a Indi Mortgage.

At 3.89%, you’d be qualified at 5.89%

Lenders don’t approve you at the rate you pay. Under OSFI Guideline B-20, they approve you at the minimum qualifying rate: the greater of your contract rate plus 2 percentage points, or 5.25%. It’s the most common reason a pre-approval comes back lower than a buyer expected.

Run the stress test

What today's rate means on an Edmonton price

Edmonton's average residential price was $469,602 in August 2026, up 1.8% year over year, with an MLS® Home Price Index benchmark of $426,900. At those prices, the household income needed to qualify for an average Edmonton home is roughly $110,000 to $130,000, compared with $200,000 and up in Toronto.

It also puts the insured tier within reach for a lot of buyers here. A large share of Edmonton purchases are under $500,000, where the minimum down payment is 5%. That puts the buyer in the insured pricing tier, which usually carries lower rates than uninsured mortgages.

How Edmonton property tax affects what you qualify for

Edmonton's total residential property tax rate is roughly 1.0% of assessed value, combining the municipal mill rate of about 7.63 with the provincial education requisition. On a $469,602 home, that's close to $4,700 a year, or about $390 a month, and lenders include it in your debt-service ratios.

A national calculator that assumes a Toronto tax rate will misstate what you qualify for here, in either direction. Ours defaults to Edmonton's rate and lets you change it.

How lenders treat Edmonton income and properties

Lenders publish national rate sheets. They don't publish how they treat rotational work in oil and gas, commission income from an Edmonton trades business, an acreage outside Sherwood Park with a well and a septic system, or a wood-frame walk-up condo in a building with a tight reserve fund.

Those decisions are made file by file. Daniel works out of Edmonton, so when your file has one of these features, he can tell you which lenders on the panel are likely to accept it before you apply.

Your rate

Why your rate may differ from the one above

The rates on this page are for a clean, standard file. These 5 things change the rate you're offered, and we'll tell you where your file stands before you apply.

  • Your down payment

    Under 20% down means an insured mortgage. Insured mortgages usually get lower rates because the lender's loss is covered, so putting more money down can mean a higher rate.

  • Insured, insurable or uninsured

    Each one is a separate price tier. A refinance can never be insured, so it's always priced in the top tier, no matter how much equity you have.

  • Your amortization

    Going past 25 years moves an insured file into a higher premium band and pushes some files out of the insured tier altogether. A 30-year amortization is available to first-time buyers and on new builds.

  • The property and how you use it

    The benchmark is an owner-occupied detached home in Edmonton. A rental, a second home, an acreage over about 10 acres, a rural water supply or a small condo unit each narrow the list of lenders and usually add to the rate.

  • Your credit and income profile

    Your Beacon score, how long you've had credit, and whether your income is salaried, commission, self-employed or rotational decide which lenders will look at your file. That's what sets the price.

Insurance tiers

Insured, insurable and uninsured mortgages

Every rate on this page falls into one of these 3 tiers. Your down payment, your amortization and what you're using the mortgage for decide which one applies to you. Your tier moves the rate more than almost anything else.

How the three insurance tiers differ
MeasureInsuredInsurableUninsured
Who it’s forUnder 20% down20% or more down on a home under $1.5MEverything else
What it meansYou pay a default insurance premium of 2.80% to 4.00% of the mortgage. It’s added to the balance, so you don’t pay it in cash.You pay no premium, but the lender can still insure the mortgage behind the scenes through a bulk portfolio policy.The mortgage can’t be insured at all. That covers a refinance, a rental, a home over $1.5M, or an amortization over 25 years on a file that doesn’t qualify for the exceptions.
Typical pricingLowerMiddleHigher
Alberta noteAlberta doesn’t charge provincial sales tax on the premium. Ontario, Quebec, Saskatchewan and Manitoba do, and it’s due in cash at closing.No premium, so nothing to tax.No premium, so nothing to tax.

Premium bands: 4.00% at 5–9.99% down, 3.10% at 10–14.99%, 2.80% at 15–19.99%, plus 0.20% where the amortization runs past 25 years. See the default insurance calculator for your own number.

Rate holds

What a rate hold is

A rate hold is a lender's commitment to honour today's rate for a set period (up to 120 days) while you shop, wait for a closing, or count down to your renewal.

It's free

There's no fee and no commitment to that lender. A single credit check through a brokerage won't damage your credit file.

It works one way

If rates fall before you close, you take the lower rate. If they rise, you keep the rate you held.

It isn't an approval

A hold reserves pricing. It doesn't confirm your income, down payment or the property. The pre-approval and then the full application do that.

Hold today’s rate

No credit check, and no commitment.

Brokerage pricing

Why a rate through a brokerage can be lower than a bank branch rate

A brokerage works from a different price list and a wider panel of lenders, and you go through one credit check instead of 5.

  • Banks discount from a posted rate

    A bank branch quotes a posted rate and discounts it only as far as it has to. A brokerage starts from the lender's broker-channel rate, which is already the price the lender competes with.

  • Monolines and credit unions only reach you through a brokerage

    A large part of the Canadian market has no branch network, including monoline lenders and most credit union mortgage products. A brokerage is the only way they get a file, so they compete on rate and terms.

  • One application and one credit check for many lenders

    If you shop 5 banks yourself, that's 5 applications and 5 credit inquiries. One application through Indi Mortgage is one inquiry for 30+ lenders, and it falls inside the mortgage-shopping window that credit bureaus already treat as a single event.

  • We compare the terms as well as the rate

    A very low rate often comes with a costly penalty. If you break the mortgage early, a 0.05% saving can cost you five figures. We show the penalty method next to the rate.

38% of recent Canadian buyers used a broker, and 48% of recent first-time buyers did, according to Mortgage Professionals Canada. The lender that funds your mortgage paysIndi Mortgage, and we tell you which lender and what the arrangement is before you sign anything. Read the compensation disclosure.

Get an email when this rate moves

Pick a target and we’ll email you when our published rate reaches it, or every time it changes. Daniel can also check what lenders are charging today for a file like yours. Renewing? Plan your renewal

Set a rate alert

Today’s 5-year fixed, insured rate is 3.89% (3.94% APR), as of September 21, 2026 at 9:00 a.m. MT. We’ll email you when it moves.

Email me

Today it's 3.89%. We'll email you when it's at or below your target.

Rate alert emails

We check once a day after we publish rates and send at most one email per move. We use your email only for these alerts. See our Privacy Policy.

Questions about these rates

Are Edmonton mortgage rates lower than the national average?
Rates are national, and lenders don't publish a separate Edmonton board. What's different is that Edmonton's lower prices put more buyers under the insured threshold, and insured mortgages usually price below uninsured ones. So a larger share of Edmonton buyers qualify for insured pricing than in most Canadian cities.
What income do I need to buy an average Edmonton home?
Roughly $110,000 to $130,000 in household income for the average $469,602 home with a standard down payment. The exact figure depends on your other debts, the property tax, any condo fees and the qualifying rate. Run your own numbers on the affordability calculator instead of relying on a range.
Do you have an office in Edmonton?
Yes. Daniel works from 4990 92 Ave NW #105, Edmonton. Hours are Monday–Friday, 9:00 a.m.–5:00 p.m. Mountain Time. Closed Saturday and Sunday. You can do your whole mortgage without visiting, but plenty of people still like to sit down with someone.
Is there an Edmonton first-time buyer program?
The City of Edmonton's First Place Program puts city-owned land under new townhomes, with a 5-year deferral on the land-cost portion. Eligibility is narrow: you must be a first-time buyer with household income under $130,000 and personal net worth of $25,000 or less (excluding RRSPs, your primary vehicle and your down payment). You also need a pre-approval with 5% down, and you must live in the home full time for 5 years.

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